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    Property profile & analytics

    2265 Delaware Ave Buffalo, NY 14216

    • Investment properties
    • 5,850 SF
    • 0.11 lot acres
    For Sale
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0208655
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Investment properties

    Property Details for 2265 Delaware Ave

    Year built
    1925
    Lot size
    0.11 lot acres
    Property size
    5,850 SF
    Zone code
    N-3E
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    140200 78.71-2-49
    APU
    1402007871249

    Description

    This exceptional turnkey restaurant and bar opportunity is located at 2265 Delaware Avenue in Buffalo, New York, within Erie County (zip code 14216). The property boasts a generous 5,850 square feet situated on a 0.11-acre lot. The asking price is $665,000. This fully operational establishment features a large, comfortable bar lounge and a separate dining area, capable of seating 98 patrons inside, with additional outdoor seating. A significant asset is the generous covered outdoor patio, offering seating for over 40 guests. The building retains much of its original charm, including hardwood floors and tin ceilings. Adding to the investment potential are two spacious second-floor apartments, each with its own utilities. A dry, full basement provides ample storage space. The location is highly desirable, in North Buffalo, just south of Hertel Avenue and north of the Scajaquada Expressway (Route 33), benefiting from excellent demographics and high traffic counts. This property presents a rare opportunity to acquire a well-established and profitable business in a prime location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $642,000
      Market price range: $412k - $807k
      AI Estimate
      $484,000
      Market price range: $280k - $667k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $620,000
      Current use
      RETAIL STORES
      $840,000
      Change: +36% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $760,000
      Change: +23% Conversion: Difficult
      RESTAURANT
      $725,000
      Change: +17% Conversion: Difficult
      OFFICE BUILDING
      $680,000
      Change: +10% Conversion: Easy
      AUTO REPAIR, GARAGE
      $570,000
      Change: -8% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.8679
    Latitude
    42.9458
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $1,985
    $47,200
    $334,800
    $382,000
    -
    $67,429
    $478,285
    $545,714

    Comparable in this City

    • Value Estimation by Request
      2,700 SF

      30 Comet Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 2,700 SF
      30 Comet Ave, Buffalo, NY 14216-1711
      View Details
    • Value Estimation by Request
      2,296 SF

      1701 Hertel Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 2,296 SF
      1701 Hertel Ave, Buffalo, NY 14216-2901
      View Details
    • Value Estimation by Request
      3,232 SF

      1553 Hertel Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 3,232 SF
      1553 Hertel Ave, Buffalo, NY 14216-2853
      View Details
    • Value Estimation
      $555,000
      7,910 SF

      820 Hertel Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 7,910 SF
      820 Hertel Ave, Buffalo, NY 14216
      View Details
    • Value Estimation
      $580,000
      5,574 SF

      1462 Hertel Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 5,574 SF
      1462 Hertel Ave, Buffalo, NY 14216
      View Details
    • Value Estimation
      $720,000
      5,307 SF

      1557 Hertel Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 5,307 SF
      1557 Hertel Ave, Buffalo, NY 14216
      View Details

    Similar Nearby for Sale

    • $969,000
      6,930 SF

      Mixed-Use Gem in North Buffalo

      All-brick mixed-use property with retail and apartments in vibrant location.
      1537 Hertel Ave, Buffalo, NY 14216
      View Details
    • $950,000
      10,320 SF

      Mixed-Use Building in Hertel Business District

      9-unit mixed-use building with storefronts and apartments in prime location.
      1661 Hertel Ave, Buffalo, NY 14216
      View Details
    • $680,000
      4,290 SF

      Investment Opportunity Near Hertel Avenue

      One-acre lot with rental income potential near Hertel Avenue.
      142 Botsford Pl, Buffalo, NY 14216
      View Details
    • $695,000
      6,649 SF

      Mixed-Use Building on Hertel Avenue

      Mixed-use building with storefronts and apartments near Dash's grocery.
      1781 Hertel Ave, Buffalo, NY 14216
      View Details
    • $350,000
      0.76 Acres

      Prime Buffalo Commercial Land

      0.76-acre lot, shovel-ready site
      96 Botsford Pl, Buffalo, NY 14216
      View Details
    • $259,000

      Well-Maintained Building Near Hertel Ave

      Updated building near Hertel Ave, suitable for retail or office.
      501 Colvin Ave, Buffalo, NY 14216
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      88,620 SF

      North Buffalo Retail Development Opportunity

      Retail space for sublease in a densely populated area.
      1025 Hertel Ave, Buffalo, NY 14216
      View Details
    • $2,000 /Mo
      1,200 SF

      Vibrant Retail Space on Hertel

      Street retail space in a popular, vibrant neighborhood.
      1487 Hertel Ave, Buffalo, NY 14216
      View Details
    • Contact for pricing

      Hertel Avenue Commercial Land Parcel

      1.5-Acre Buffalo Commercial Land
      1025 Hertel Ave, Buffalo, NY 14216
      View Details
    • Contact for pricing
      2,814 SF

      Delaware Ave Retail Space

      High-visibility Buffalo retail space.
      2458 Delaware Ave, Buffalo, NY 14216
      View Details
    • Contact for pricing

      North Buffalo Office/Storage Space

      Office and storage space in prime North Buffalo location.
      277 Hinman Ave, Buffalo, NY 14216
      View Details
    • Contact for pricing
      2,814 SF

      Retail/Office Space on Delaware Avenue

      High-visibility retail/office space in a high-traffic area.
      2458-2462 Delaware Ave, Buffalo, NY 14216
      View Details
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    2265 Delaware Ave
    Buffalo, NY 14216
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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